1601 Hillside Ave · Windber, PA 15963

$54,000

4 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 26 Days on market

Built 1900

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

Key facts

• Large lot
• New sewer line
• Built 1900

Tags

• LARGE LOT
• NEW SEWER LINE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $53k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#606 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment D, crime F, amenities F.
• Windber Area SD (suburban): math 45% / reading 60% proficiency, ranked #166 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 46 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Somerset County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,190 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.65% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.62%
• DSCR: 3.43
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $140,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 12th St	0.26mi	4/2.0	1,794 (+9%)	2mo	$30,000	$17	68
1210 Somerset Ave	0.30mi	3/2.0 (-1)	1,500 (-9%)	2mo	$128,000	$85	60
401 8th St	0.53mi	3/1.5 (-1)	1,644 (-0%)	11mo	$165,000	$100	58
615 22nd St	0.48mi	3/1.0 (-1)	1,572 (-5%)	8mo	$104,500	$66	58
2303 Cambria Ave	0.56mi	3/1.5 (-1)	1,584 (-4%)	3mo	$70,000	$44	58
1407 Cambria Ave	0.33mi	3/2.0 (-1)	1,760 (+7%)	12mo	$92,500	$53	54
2208 Graham Ave	0.46mi	3/2.5 (-1)	1,729 (+5%)	6mo	$164,900	$95	54
201 7th St	0.59mi	4/2.0	1,598 (-3%)	11mo	$148,000	$93	54
302 6th St	0.63mi	3/2.0 (-1)	1,776 (+8%)	7mo	$159,900	$90	43
2222 Jackson Ave	0.51mi	3/2.0 (-1)	1,426 (-14%)	3mo	$112,000	$79	42
198 Pomroys Dr	0.47mi	3/2.0 (-1)	1,455 (-12%)	9mo	$105,000	$72	42
808 12th St	0.51mi	3/2.5 (-1)	1,412 (-14%)	12mo	$187,500	$133	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 3.32×
• Total profit: $35,143
• Equity at exit: $8,052

10-year hold

• IRR: 58.1%
• Equity multiple: 6.77×
• Total profit: $87,296
• Equity at exit: $4,669

Cash invested: $15,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 15963

• Home prices YoY: -24.4%
• Active inventory: 46
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $688

Break-even live

Break-even rent $558

Max offer price $54,000

Occupancy floor 47%

Sensitivity live

Price	-10% $719	-5% $703	+0% $688	+5% $673	+10% $658
Rent	-10% $575	-5% $632	+0% $688	+5% $745	+10% $801
Rate	-1.0pp $715	-0.5pp $702	base $688	+0.5pp $674	+1.0pp $660

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $54,000 Active 26 DOM
2. 2026-06-21
   days on market $54,000 Active 25 DOM
3. 2026-06-18
   days on market $54,000 Active 23 DOM
4. 2026-06-17
   days on market $54,000 Active 22 DOM
5. 2026-06-16
   days on market $54,000 Active 21 DOM
6. 2026-06-15
   days on market $54,000 Active 20 DOM
7. 2026-06-13
   days on market $54,000 Active 18 DOM
8. 2026-06-12
   days on market $54,000 Active 17 DOM
9. 2026-06-09
   days on market $54,000 Active 14 DOM
10. 2026-06-08
    days on market $54,000 Active 13 DOM
11. 2026-06-08
    days on market $54,000 Active 12 DOM
12. 2026-06-07
    days on market $54,000 Active 11 DOM
13. 2026-06-04
    days on market $54,000 Active 8 DOM
14. 2026-06-02
    days on market $54,000 Active 7 DOM
15. 2026-06-01
    days on market $54,000 Active 6 DOM
16. 2026-05-31
    days on market $54,000 Active 5 DOM
17. 2026-05-26
    listed $54,000 Active
18. 2025-03-13
    price $37,900 114-char remark

    Show marketing remark (114 chars)

    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

19. 2025-03-11
    price $46,500 114-char remark

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    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

20. 2025-02-26
    price $49,500 114-char remark

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    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

21. 2025-02-24
    price $52,500 114-char remark

    Show marketing remark (114 chars)

    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

22. 2025-02-19
    status Active 114-char remark

    Show marketing remark (114 chars)

    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

23. 2025-02-19
    price $55,000 114-char remark

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    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

24. 2025-01-28
    price $69,700 114-char remark

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    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

25. 2025-01-24
    listed $74,900 Active 114-char remark

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    Your next investment opportunity for either your portfolio or project for your own family is here! Don't miss out!

26. 2006-02-13
    soldstatus $73,140
27. 2006-01-26
    soldstatus $73,140 235-char remark

    Show marketing remark (235 chars)

    Super home for the large family. Great Location. !st floor Family room and Sitting Room. Pocket doors. All wood floors. Check the view from the Family Room!! Full Walk out Basement with bath and laundry. Lot of new items. Take a look!!

28. 2005-03-14
    listed $69,900 235-char remark

    Show marketing remark (235 chars)

    Super home for the large family. Great Location. !st floor Family room and Sitting Room. Pocket doors. All wood floors. Check the view from the Family Room!! Full Walk out Basement with bath and laundry. Lot of new items. Take a look!!

29. 2004-12-13
    soldstatus $39,900
30. 2004-11-20
    listed $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,148
• − Mortgage interest: −$3,025
• − Property taxes: −$1,621
• − Insurance: −$270
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$1,571
• Taxable income: $7,918
• Est. tax owed @ 24.0%: −$1,900
• After-tax cash flow: $6,358/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Windber Area SD
• NCES district ID: 4226610
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $36,802
• Composite: 43.54/100
• National rank: #2985
• State rank: #166 of 539 in PA

Livability — Windber

• Score: 72/100
• State rank: #606
• US rank: #5843

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windber, PA
• Population (ZIP): 10,383

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 17% Slovak 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.99%
• Current HPI: 142.2017
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+20.0% since first listed

14 events — show timeline

• 2026-05-26 Listed $54,000 FSBO.com
• 2025-03-13 Price Changed $37,900 West Penn MLS
• 2025-03-11 Price Changed $46,500 West Penn MLS
• 2025-02-26 Price Changed $49,500 West Penn MLS
• 2025-02-24 Price Changed $52,500 West Penn MLS
• 2025-02-19 Relisted — West Penn MLS
• 2025-02-19 Price Changed $55,000 West Penn MLS
• 2025-01-28 Price Changed $69,700 West Penn MLS
• 2025-01-24 Listed $74,900 West Penn MLS
• 2006-02-13 Sold (Public Records) $73,140 Public Records
• 2006-01-26 Sold (MLS) $73,140 CSMLS
• 2005-03-14 Listed $69,900 CSMLS
• 2004-12-13 Sold (MLS) $39,900 CSMLS
• 2004-11-20 Listed $45,000 CSMLS

Property tax history

+4.9%/yr

Latest (2026): $1,621 · +4.8% YoY. Source: county tax records.